DNR Highline and Birla Tisya Compared: Two High-Rises near Rajajinagar
DNR Highline and Birla Tisya are the two large high-rise apartment projects nearing completion on the Rajajinagar side of West Bangalore. One is at Okalipuram, next to the city railway station, and the other is on Magadi Main Road. This comparison sets the two side by side on land, towers, homes, prices and RERA dates, using figures a buyer can check.
The Two Projects in Brief
DNR Highline is an apartment project by DNR Group at Okalipuram, pincode 560021, with two towers of 36 floors and homes of 3 to 5 bedrooms. Birla Tisya is an apartment project by Birla Estates on Magadi Main Road at Agrahara Dasarahalli, pincode 560079, with two towers of 31 floors and homes of 2 to 4 bedrooms. Both were registered within three months of each other and carry completion dates in the last quarter of 2026.
The two projects serve different budgets. DNR Highline is planned around very large homes for a small number of families. Birla Tisya has nearly twice as many homes, in smaller sizes and at a lower entry price.
Side-by-Side Comparison
The registered facts of the two projects are set out in this table:
| Detail | DNR Highline | Birla Tisya |
|---|---|---|
| Promoter | DNR Corporation Pvt Ltd | Birla Tisya LLP |
| Location | Okalipuram, 560021 | Magadi Main Road, 560079 |
| Land | 12,262 sq m, about 3.03 acres | 19,121 sq m, about 4.72 acres |
| Towers | 2 towers of 36 floors, 3 basements | 2 towers of 31 floors, 1 basement |
| Registered homes | 218 | 392, plus 8 retail units |
| Homes per acre | about 72 | about 83 |
| Home types | 3, 4 and 5 BHK | 2, 3 and 4 BHK |
| RERA registration | 18 January 2022 | 22 October 2021 |
| RERA completion date | 1 October 2026, extension to 1 October 2027 applied for | 31 December 2026 |
| Progress filed in July 2026 | 88% | 99% |
Location
Okalipuram is in the old centre of the city, beside the KSR Bengaluru railway station and close to the Majestic bus stand and metro interchange. Both the Purple Line and the Green Line of Namma Metro meet at Majestic, so DNR Highline is the stronger address for rail travel. The roads around the station are crowded for much of the day, and the junctions near the railway bridge slow down at peak hours.
Birla Tisya is further west, on Magadi Main Road in the belt between Rajajinagar and Vijayanagar. The Purple Line runs through Vijayanagar to the south, and Chord Road connects the area to Yeshwanthpur and Tumkur Road. The neighbourhood is residential, with long-established schools, hospitals and markets, and Magadi Road itself carries heavy traffic.
Homes and Sizes
DNR Highline is registered with 141 three-bedroom homes, 62 four-bedroom homes and 15 five-bedroom homes, most with a staff room. The plans range from about 2,034 sq ft for a 3 BHK to about 4,386 sq ft for a five-bedroom duplex, measured on super built-up area. Tower A holds 90 homes and Tower B holds 128, so a floor has only three or four homes.
Birla Tisya has smaller and more varied homes, with registered carpet areas from 70.14 sq m to 152.72 sq m. That is about 755 sq ft to 1,644 sq ft of carpet area, across 2 BHK, 3 BHK and 4 BHK plans. Tower 1 holds 210 homes and Tower 2 holds 182, with about seven homes on a floor.
Open space and clubhouse
Both projects keep most of the ground open, because the homes are stacked in tall towers. The buildings of DNR Highline cover about 12% of its land, and those of Birla Tisya cover about 31%. Birla Tisya has a separate clubhouse block of 929.58 sq m, about 10,000 sq ft, within 1,591 sq m of amenity space, while DNR Highline has 40,000 sq ft of clubhouse and amenity space.
Prices
DNR Highline prices start at Rs. 3.45 Crore for the smallest 3 BHK, which is about Rs. 17,000 per sq ft on super built-up area. Birla Tisya now offers its 3 BHK of about 1,158 sq ft from Rs. 2.46 Crore, about Rs. 21,200 per sq ft. The 2 BHK and 4 BHK plans of Birla Tisya are sold out with the developer and come up only as resale.
The two rates are not measured on the same area, so the lower figure is not the cheaper home. The Birla Tisya size is close to its registered carpet area, while the DNR Highline size includes walls and a share of common areas. A fair comparison uses the RERA carpet area of each unit, which both developers must print in the agreement for sale.
The budget is the simpler test. A three-bedroom home costs about Rs. 1 Crore less at Birla Tisya, and the home is much smaller. DNR Highline asks for more money and gives a larger home with a staff room and fewer neighbours on each floor.
RERA Dates and Stage of Work
DNR Highline holds RERA number PRM/KA/RERA/1251/309/PR/220118/004647, and Birla Tisya holds PRM/KA/RERA/1251/309/PR/211022/004371. Both numbers can be checked on the Karnataka RERA portal. BBMP approved the building plans of both projects.
Birla Tisya is the closer of the two to handover, with 99% of the work reported in the quarterly update filed in July 2026. DNR Highline reported 88% in the same month, and its registered completion date of 1 October 2026 has now passed. The promoter applied on 10 September 2026 to extend the date to 1 October 2027, and the plan was modified with the approval of the authority in February 2026.
In both projects, the occupancy certificate of the tower decides when a home is legal to occupy. It also decides the tax, since GST of 5% applies to a sale before the certificate and none applies after it.
Which Buyer Each Project Suits
DNR Highline suits a family that wants 2,000 sq ft or more near the centre of the city and has a budget above Rs. 3.45 Crore. It also suits buyers who travel often by train or metro. Birla Tisya suits a family looking for a three-bedroom home near Rajajinagar and Vijayanagar at about Rs. 2.5 Crore, and buyers who want an earlier handover.
Buyers who want a 2 BHK in either project will need a resale at Birla Tisya, since DNR Highline has none. The developer page of DNR Group shows its other homes in the city.
Checks Before Choosing
A few checks apply to both projects before an advance is paid. These come first:
- Ask whether the tower has its occupancy certificate, and get the answer in writing.
- Compare the RERA carpet area and the all-in price of the exact units, not the starting figures.
- Get a cost sheet with GST, stamp duty of 5.6% and the 2% registration fee shown as separate lines.
- For DNR Highline, ask for the RERA extension order and the handover date of the exact tower.
- Visit both sites on a weekday evening to judge the traffic at the gate.
- Have a property lawyer read the title papers, since both projects have land owners with a share of the homes.
A visit to both sites on the same day makes the difference in home size and surroundings clear. Ask us for the current availability and the latest price list of either project.